Honestly other than asking others who do use property management companies in your area I see little you can do to keep from being exposed to Property Management companies that will over bill you or otherwise take more than is absolutely necessary for them to perform the function you desire from them. 

What is your desired result?

So as i diversify into real estate I'd rather own properties that have a greater chance of appreciation over time with lower cap rates versus high cash flowing properties that are in less desirable neigjborhoods or cities  that owner occupants are leaving.  

That said, bringing in private Monday like Josh said as equity satisfies that OPM desire.

I only have one rental unit right now and it's been very successful for me, but it's in a desirable area where I'm able to be selective with tenants.

You should be frustrated with the person that told you that all you need was a desire and to email a realtor and the opportunities would flow in.  

If you want to tackle it yourself there is lots of information in the BP Free How To Guides.Regarding the down payment, typically investors put as little money down as necessary to still provide the cash flow desired from the property.  

I felt all means of income were absolutely unfulfilling and absolutely draining of any desire to continue and also, despite the fact that I was willing and ready to delve into this hopelessness because I thought that’s just what you were supposed to do, I couldn’t find a decent paying job that could even pay the rent and bills.

Based on the # from the foreclosure, plus seller's desired cash, plus estimated repairs, I'd be too close to ARV to be worth it.

If you have a website it should be posted prominently on its own page.We can list off our desires and wants all we want, but if all the information doesn't register with the agent then they're likely to only pick up on the information they want to hear.